{"asOf":"2026-07-23T17:08:45.175Z","block":"2000-2099 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-watkins-st","address":"2047 WATKINS ST","parcelNumber":"363136100","source":"https://property.phila.gov/?p=363136100","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"JJG LIVING LLC","coOwner":null,"marketValue":184200,"landAssessment":36840,"improvementAssessment":147360,"livableArea":1440,"yearBuilt":2022,"lastSale":{"price":84500,"date":"2018-06-28T04:00:00Z"},"openViolations":4,"violations":[{"number":"211980484","date":"2019-12-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980451","date":"2019-12-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980450","date":"2019-12-13","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980449","date":"2019-12-13","code":"FC-703.1/1","title":"FIRE-MAINTAIN ASSEMBLY","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-024479","date":"2023-04-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-03-19","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-049583","date":"2025-07-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-049584","date":"2025-07-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-049585","date":"2025-07-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060566","date":"2025-08-12","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-08-12","resolution":"SVN ISSUED"},{"number":"VI-2025-095276","date":"2025-12-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095277","date":"2025-12-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095278","date":"2025-12-08","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095279","date":"2025-12-08","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"718962","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-12-13","completedDate":"2020-08-19","violations":[{"number":"211980484","date":"2019-12-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980451","date":"2019-12-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980450","date":"2019-12-13","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980449","date":"2019-12-13","code":"FC-703.1/1","title":"FIRE-MAINTAIN ASSEMBLY","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-032270","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-04-18","completedDate":null,"violations":[{"number":"VI-2023-024479","date":"2023-04-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-03-19","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2025-061679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"SPECIAL PROJECTS","status":"CLOSED","createdDate":"2025-06-21","completedDate":"2025-08-14","violations":[{"number":"VI-2025-049583","date":"2025-07-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-049584","date":"2025-07-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-049585","date":"2025-07-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-08-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-084859","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-12","completedDate":null,"violations":[{"number":"VI-2025-060566","date":"2025-08-12","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-08-12","resolution":"SVN ISSUED"}]},{"number":"CF-2025-131555","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-12-08","completedDate":null,"violations":[{"number":"VI-2025-095276","date":"2025-12-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095277","date":"2025-12-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095278","date":"2025-12-08","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095279","date":"2025-12-08","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":4,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":8,"worst":null}],"investigations":[{"caseNumber":"718962","date":"2019-12-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"718962","date":"2020-07-20","type":null,"status":"FAILED"},{"caseNumber":"718962","date":"2020-08-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-032270","date":"2023-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032270","date":"2023-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032270","date":"2023-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032270","date":"2023-07-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032270","date":"2023-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032270","date":"2025-03-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-061679","date":"2025-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-061679","date":"2025-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-084859","date":"2025-08-12","type":null,"status":null},{"caseNumber":"CF-2025-061679","date":"2025-08-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-131555","date":"2025-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-131555","date":"2026-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-131555","date":"2026-06-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2023,"fails":5,"passes":0},{"y":2025,"fails":3,"passes":2},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93033153302044,"lng":-75.17950267485706,"geom":{"type":"Polygon","coordinates":[[[-75.179540324,39.930273703],[-75.179514285,39.930395598],[-75.179465025,39.930389362],[-75.179491064,39.930267469],[-75.179540324,39.930273703]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":3,"lotArea":630,"zoning":"RSA5","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"312 HELMS AVE, SWEDESBORO NJ, 08085","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67800,"taxable":12300,"land":6237,"improvement":61563,"taxableLand":6237,"taxableImprovement":6063,"exemptLand":0,"exemptImprovement":55500},{"y":2017,"v":67800,"taxable":12300,"land":14374,"improvement":53426,"taxableLand":12300,"taxableImprovement":0,"exemptLand":2074,"exemptImprovement":53426},{"y":2018,"v":67800,"taxable":12300,"land":14374,"improvement":53426,"taxableLand":12300,"taxableImprovement":0,"exemptLand":2074,"exemptImprovement":53426},{"y":2019,"v":78300,"taxable":12300,"land":16500,"improvement":61800,"taxableLand":12300,"taxableImprovement":0,"exemptLand":4200,"exemptImprovement":61800},{"y":2020,"v":67700,"taxable":12300,"land":15689,"improvement":52011,"taxableLand":12300,"taxableImprovement":0,"exemptLand":3389,"exemptImprovement":52011},{"y":2021,"v":67700,"taxable":12300,"land":15689,"improvement":52011,"taxableLand":12300,"taxableImprovement":0,"exemptLand":3389,"exemptImprovement":52011},{"y":2022,"v":67700,"taxable":67700,"land":15689,"improvement":52011,"taxableLand":15689,"taxableImprovement":52011,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":114800,"taxable":114800,"land":22960,"improvement":91840,"taxableLand":22960,"taxableImprovement":91840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":114800,"taxable":114800,"land":22960,"improvement":91840,"taxableLand":22960,"taxableImprovement":91840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":169000,"taxable":169000,"land":33800,"improvement":135200,"taxableLand":33800,"taxableImprovement":135200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":169000,"taxable":169000,"land":33800,"improvement":135200,"taxableLand":33800,"taxableImprovement":135200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":184200,"taxable":184200,"land":36840,"improvement":147360,"taxableLand":36840,"taxableImprovement":147360,"exemptLand":0,"exemptImprovement":0}],"taxNow":2366,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"906923","date":"2018-08-31","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-10-28","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STUCTUAL WORK ON THIS PERMIT"},{"number":"945788","date":"2019-03-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. FOR USE AS A VACANT LOT"},{"number":"959853","date":"2019-05-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"CONSTRUCTION OF A THREE (3) STORY REAR ADDITION WITH A 3RD FLOOR REAR DECK AND ROOF TOP DECK ABOVE 3RD FLOOR,ACCESSED BY A PILOT HOUSE ON AN EXISTING TWO (2) STORY SINGLE FAMILY DWELLING. * ZONING PERMIT IS CONTINGENT ON TWO ADJACENT PROPERTIES BEING BUILT TO THIRD STORY*"},{"number":"959854","date":"2019-10-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-09-01","scope":"CONSTRUCTION OF A THREE (3) STORY REAR ADDITION WITH A 3RD FLOOR REAR DECK AND ROOF TOP DECK ABOVE 3RD FLOOR,ACCESSED BY A PILOT HOUSE ON AN EXISTING TWO (2) STORY SINGLE FAMILY DWELLING.UNDERPINNING AS PER ENGINEERS SEALED PLANS.*NO MORE THAN 2/3 JOIST REMOVED*"},{"number":"1042105","date":"2020-07-15","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2023-05-25","scope":"TO AMEND PERMIT #959854 AS REFLECTED IN ENGINEER REPORT AND PLANS. ANCHOR RIM LINES AND CONVERT TO LEDGERS. 2X4 STUDWALLS MUST BE DOUBLED 1ST FLOOR. ADD INSET FOOTINGS AND SHOWN"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 47% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $114,800 to $169,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #945788: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 959854 (Expired), 1042105 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"4 open L&I violations","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 2, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}